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HomeMy WebLinkAbout2021/06/02 - ADMIN - Minutes - Planning Commission - RegularMeeting: City council Meeting date: July 6, 2021 Consent agenda item: 4j Official minutes Planning commission June 2, 2021 – 6:00 p.m. Members present: Jim Beneke, Imran Dagane, Matt Eckholm, Jessica Kraft, Sam Tift, Tom Weber, Joffrey Wilson Members absent: none Staff present: Jennifer Monson, Jacquelyn Kramer, Gary Morrison, Sean Walther, Clint Pires Guests: Dean Newins, Nick Murnane, Tim Callahan, John Kohler, Asher Michels-Allen 1. Call to order – roll call 2. Approval of minutes – May 19, 2021 Commissioner Kraft made a motion, Commissioner Beneke seconded, to accept the May 19, 2021, minutes as presented. The motion passed unanimously. 3. Hearings 3a. Development proposal for 3440 Beltline Blvd. Applicant: Opus Group Case No: 21-19-S, 21-20-PUD Ms. Monson presented the report. Commissioner Beneke asked what the difference is between MX-1 and the PUD. Ms. Monson stated MX-1 would require more commercial on the ground floor along Beltline Boulevard. She added the live-work units do offer the flexibility and opportunity for commercial use along the ground floor. Commissioner Weber asked if the city is viewing this as a marquee development in St. Louis Park. Ms. Monson agreed and stated that this development is in line with the vision for Beltline Boulevard. She added staff met with many prospective developers for this site and shared the city wanted to make sure development meets the city’s goals as outlined in the Beltline Station Area Plan. She stated what is being proposed implements the vision for Beltline Boulevard/Station area, and this development is similar to what was shown in public feedback sessions during the station area planning process. Commissioner Weber asked if the alley, when built, will be the city’s responsibility. Ms. Monson stated that is correct, adding provided it is constructed to city standards and it is in proper condition when it is transferred. The exact location of the alley connection to Park Glen Road will also need to be confirmed, as it would be preferable to connect at a right angle and as far to the west as possible. City council meeting of July 6, 2021 (Item No. 4j) Page 2 Title: Planning commission meeting minutes June 2, 2021 Commissioner Weber asked if the lot lines will be easier to see when the development is finished. Ms. Monson stated yes, the surface parking for the development is further north than the adjacent buildings. Commissioner Weber agreed with the stop light at Park Glen Road and asked about traffic calming in the area also. Ms. Monson stated the city has a project in 2021 to restripe the street from four to three lanes, add on-street bike lanes, and a construct small median at 35th Street and striped pedestrian crosswalk. Commissioner Weber stated with the Bass Lake Preserve across the street, there should be a crosswalk. Ms. Monson agreed. Commissioner Wilson asked, when thinking about the goals of the city and racial equity, is there opportunity for the developer to demonstrate leadership in this area either as a company or on this project specifically by hiring certain underrepresented groups or by other means. Mr. Murnane stated Opus is discussing and thinking about this internally and working on how they can be better at this in all aspects in the development. Mr. Newins added this is part of the core values of Opus and there is an awareness and appreciation of this issue. Mr. Callahan agreed and added Opus is making a conscientious effort to expand and work with additional sub-contractors and create opportunities in this area. Commissioner Kraft asked if the improvements on Beltline will occur prior to the development construction. Ms. Monson stated yes, the improvements will occur this year, including a roundabout at 36th street, restriping, and completing the trail on the west side of Beltline Boulevard. Chair Eckholm noted the parking will be at 304 spaces, which is 20% less. Ms. Monson stated yes, this 20% reduction allows for more flexibility for residential and commercial tenants within the PUD ordinance. Commissioner Tift asked about the planting requirements. He asked if there is a plan related to the alternative planting. Ms. Monson stated typically developments do not meet the city’s planting requirements and this development would require 250 trees and many shrubs. She stated the city typically utilizes public art as an alternative. The process for selecting art is typically a city and developer led process. This includes neighborhood representatives, following city approvals as laid out in a development agreement. She also noted the public art and the public art process are other opportunities to include diversity and inclusion in the project. Chair Eckholm opened the public hearing. Lee Cannel, 4501 Park Glen Road, asked if this is a marquee development and why can they not go higher than 10% minimum affordable that is required. The caller noted the Bass Lake Preserve is a fragile environment and he has concerns about how the development might affect the preserve. He asked about TIF and if the developer is asking for that and why. He also asked if there will be a traffic light at Park Glen Road City council meeting of July 6, 2021 (Item No. 4j) Page 3 Title: Planning commission meeting minutes June 2, 2021 and Beltline Blvd. The caller adding the developer should help pay for the light, especially with so many people living in the area and so much traffic there also. He asked if other developers were interested in affordable housing projects here, such as Common Bond. He stated the developer should meet all the environmental goals of St. Louis Park, adding we need to do better to meet the goals of the city. Chair Eckholm stated this is a private development and the city did not seek out this developer. He added the city is the steward and does not typically seek out other developers; the city looks to see if the development meets the goals of the city. He agreed he would like to see a higher percentage of affordable units as well. Mr. Walther stated TIF is anticipated due to extraordinary development costs and a financial gap in the feasibility of the project. In addition, because of the PUD, this development will be required to meet the city’s green building policy and inclusionary housing policy. He added this development meets these requirements. He also added this development is not being asked to provide a signal at Park Glen Road. He stated the signal is not yet warranted there. The city does plan to have one there in the future and the timing will be triggered when there is a demonstrated need and higher volumes are seen on the side streets. He added the city will look to fund and advance that in the future and likely timed with the development of 4600 Beltline Blvd. Mr. Walther added the city is looking to protect Bass Lake and will provide stormwater treatment which will be far better than what is currently there. He stated there will be vast improvements to the water quality and reduction in the rate stormwater is released from this site into Bass Lake with this development. Ms. Monson agreed with Commissioner Weber’s comments that this is a private development and that affordable housing is also important in the city. She added the housing policy for the city does encompass various tiers for affordability at the light rail stations. Commissioner Weber added the requirements of the city on housing affordability are determined by the city council. The planning commission works on projects that include affordability, including an application for another site in the city later in the agenda. Chair Eckholm closed the public hearing. Commissioner Kraft stated this is a thorough project with much research and thought. She appreciates the live-work spaces and retail/commercial at either end and she sees this changing more as light rail moves in. She stated she is supportive and thinks it is very well done. Commissioner Beneke thanked staff and the developer on this and appreciated how the city is considering more affordability also. He stated he will support this as well. City council meeting of July 6, 2021 (Item No. 4j) Page 4 Title: Planning commission meeting minutes June 2, 2021 Chair Eckholm stated this development represents a great step for the area and this will set the standard for the Beltline Blvd area and future developments in the area. He stated he also will support this project. Commissioner Weber made a motion and Commissioner Dagane seconded to recommend approval of the development proposal for 3440 Beltline Boulevard as presented. The motion passed 7-0. 3b. Parkway Residences planned unit development major amendment Applicant: Sela Investments, Ltd. Case No: 21-22-PUD Ms. Monson presented the report. Commissioner Beneke stated the biggest change here is the reduced number of shrubs. Ms. Monson stated the shrubs are reduced but they are adding trees and a sidewalk to increase the connections. Chair Eckholm opened the public hearing. There were no callers. Chair Eckholm closed the public hearing. Commissioner Kraft made a motion and Commissioner Beneke seconded to approve the major amendment to the PUD at Parkway Residences as presented. The motion passed 7-0. 3c. Zoning ordinance amendment pertaining to the animal handling land category Applicant: John Kohler, representing Paster Properties Case No: 21-23-ZA Mr. Morrison presented the report. Commissioner Kraft asked if any complaints have come forward in the past regarding these kinds of businesses. Mr. Morrison stated there have been no complaints of odor or nuisance in the past. Commissioner Wilson noted if this were approved this would set precedent in various developments. He noted it would introduce the use in vertical mixed-use buildings where they haven’t been allowed before, so there may be a potential for nuisance complaints where none were previously permitted. Mr. Morrison stated that is correct and noted conditions were added related to size to further reduce the potential impacts on neighbors. City council meeting of July 6, 2021 (Item No. 4j) Page 5 Title: Planning commission meeting minutes June 2, 2021 Commissioner Beneke asked how this works with a PUD and what is allowed. Mr. Morrison stated several PUDs are already approved and this ordinance would add this use to some of the existing PUDs and going forward in future PUDs staff would consider including this use along with other commercial/residential uses when drafting the PUD. Chair Eckholm opened the public hearing. Mr. Kohler stated there is a tenant that would like to be in the Texa-Tonka shopping center building and they would be very quiet within the development. There were no callers. Chair Eckholm closed the public hearing. Chair Eckholm stated there seems to be no harm with this ordinance and he appreciated staff working with the applicant to meet their needs but also write this to not allow for something that the city would not want. He stated he would support this. Commissioner Weber stated he also would support the ordinance. Commissioner Weber made a motion and Commissioner Wilson seconded, to approve the zoning ordinance amendment pertaining to the animal handling land category as presented. The motion passed 7-0. 4. Other Business a. Rise on 7 – preliminary and final planned unit development Ms. Kramer presented the report. Commissioner Wilson noted concerns from residents and businesses and asked about shadowing which has been addressed within this new plan. He asked about traffic concerns. Ms. Kramer stated staff conducted a preliminary review of traffic. She added a full study was not conducted as the project will not generate a level of traffic that would trigger the need for a traffic study. She noted traffic concerns were about potential delays of eastbound traffic on the frontage road waiting to turn left onto Texas Ave. She noted that staff’s assessment is that this does not warrant any mitigation. Commissioner Wilson asked about affordability in this project. Ms. Kramer stated all of the units will be affordable to a variety of incomes ranging from 30% to 70% AMI. She added this project exceeds the requirements of the city’s inclusionary housing policy. Commissioner Beneke asked if there is a way to shorten the path from the development to the light rail station. Ms. Kramer stated the main pedestrian paths will be along the frontage road or taking Texas Avenue to Lake Street to Blake Road. City council meeting of July 6, 2021 (Item No. 4j) Page 6 Title: Planning commission meeting minutes June 2, 2021 Commissioner Weber acknowledged that part of Division Street is in Hopkins, however, he stated he is so grateful to the developer and city staff for adding sidewalks for connectivity. He added the frontage road will get pedestrians to Blake Road and to the light rail. He further encouraged the city and developer to find a way to fund additional sidewalks there to close the remaining gaps. Mr. Walther stated the city’s Connect the Park initiative does work to address this and it has been well-funded. He added more projects including bridges will be coming this year in the city. He noted in the past there have been funds for random sidewalk repairs and adding projects like this. Those funds are spoken for in the capital improvements plan and the council is working to balance funding on the Connect the Park program with other priorities. Mr. Walther stated because of this, there is no funding available now. Staff will work to find a funding source, but it cannot be guaranteed. Commissioner Weber appreciated the changes made at the development and stated he will support it adding the traffic issues will be limited as there is no through traffic on these streets. Commissioner Wilson stated he appreciates this project and he thanked staff for the presentation. Commissioner Tift stated he is supportive of the affordable nature of this project and asked if the daycare will be affordable as well. Ms. Kramer stated this is a priority of Common Bond, the day care provider, the church that is selling the property, and it is a crucial component of the project. Mr. Michels-Allen added the general understanding with the daycare is that half the spots will be affordable rates. Chair Eckholm stated he supports the project as well, adding he likes the changes made to the building. He again asked staff to please find funding for the sidewalks to help pedestrians connect in the area, in a safe manner. Commissioner Beneke made a motion and Commissioner Kraft seconded, to recommend approval of the preliminary and final PUD subject to conditions recommended by staff. The motion passed 7-0. 5. Communications a. Appointment/introductions of new commissioners Commissioner Wilson noted he is from Minneapolis and has lived in St. Louis Park for over 11 years, is married with two children. He stated he is excited to be on the planning commission and works for Mortenson in human resources working in diversity and inclusion. City council meeting of July 6, 2021 (Item No. 4j) Page 7 Title: Planning commission meeting minutes June 2, 2021 Commissioner Tift stated he is from St. Louis Park, left and moved back. He is in the process of buying a home and works at Horizontal Digital. His background is in marketing and management and is looking forward to working with everyone. Commissioner Weber stated he and Commissioner Dagane started a year ago. He added the majority of the commission has never met in person, due to only attending online meetings. Mr. Walther noted the next meeting will be in two weeks, with discussions on a home occupations ordinance for consideration and a public hearing. That meeting will be followed by a study session introducing a new development proposal by Sherman Associates at the future Beltline Boulevard LRT station and commissioners will debrief about the meeting with city council on the 2021 work plan. Mr. Walther also stated that because of the changing guidance of the Center for Disease Control and Minnesota Department of Health, city council has asked all commissions to return to in-person meetings in July. He stated the first meeting in July will be cancelled and the second meeting in July will be the first in person meeting in over a year. He added he will send an email with guidance to the commission. 6.Adjournment – 8:11 p.m. ______________________________________ ______________________________________ Sean Walther, liaison Matt Eckholm, chair member Sean Walther Matt Eckholm